PROPERTY MANAGEMENT, LEASING & PROJECT MANAGEMENT SERVICES
THANK YOU
THANK YOU
BECKY,
Thank you for inviting us to respond to your Jacksonville industrial portfolio RFP. We are genuinely excited about the opportunity to grow our relationship and for you to meet our Jacksonville team. In the enclosed proposal, we aim to demonstrate why we believe we are the best team to provide these services. Here are a few key points:
• PRINCIPAL PERFORMANCE: We have several things driving outstanding performance with Principal:
• Driving efforts to support Principal’s winning of the Kingsley 100% Club winner and Elite 5 Winning Company through our efforts at Crews Commerce Center IV.
• Most recent Property Management Report Card grades:
• 4.48 PM Score vs. a regional average of 3.82;
• 4.70 Kingsley Tenant Satisfaction vs. a Kinglsey PrinREI score of 4.31.
• Accounting scores of 5.00 across the board.
• Marketing & leasing scores of 5.00 across the board.
• We have grown to the point of assignment a Principal Account Manager in Alana Guinard to drive excellence and consistency across our leased and manage Principal portfolio.
• ACCOUNTING: Our team is SOC1 certified, an elite bar to get over, that ensures the highest standard of internal controls and reporting qualifications. We help you maximize your NOI with the highest quality lease administration, account coding, strategic budgeting, and effective CAM reconciliations.
• COLLABORATIVE APPROACH: We are a partnership-based company where our teams work closely across leasing and management to ensure timely communication and excellent customer service for our tenants.
• OUR MARKET PRESENCE: Our management team oversees a significant number of assets, providing us with local leverage and resources.
• TENANT RELATIONSHIPS: We pride ourselves on our strong focus on tenant relationships. Anytime you speak with your tenants, you should hear glowing reviews about our team’s responsiveness and problemsolving skills.
• PROJECT MANAGEMENT: When needed, our project managers sit alongside our brokers and property managers ensuring that their highly technical skills are in full collaboration with the team’s objectives and yours. We excel at complex Capital Improvements and Tenant Improvements that help support the building’s objectives.
Thank you so much for considering our firm. We eagerly await your feedback and hope to move forward in partnership with you.
Best regards,
SCOTT RENAUD CHIEF OPERATING OFFICER
WHY FOUNDRY
JAX MARKET
» Provides additional resources for specific issues that arise
» Leverage relationships
» Relationship with the City / County
» Senior level expertise surrounding your building in addition to the proposed team
PARTNERSHIP MENTALITY BY BEING A GP INVESTMENT FIRM
» Ability to join Foundry property insurance pool
» Partnership mentality
» Treat the assets that we service like we own them
» Aligned with a $4B investment portfolio and our teams are highly trained to provide high quality investor level reporting
ECONOMIES OF SCALE
» Our neighboring properties will provide significant economies of scale on vendors
» Leverage presence to increase morale and idea sharing
RELEVANT EXPERIENCE
» Lease and Manage over 15M SF in North Florida including properties with:
» MetLife
» Principal
» Prudential
» Manulife
» Apollo
» Piedmont
» Barings
» LaSalle
FOUNDRY’S CULTURE IS THE KEY TO OUR SUCCESS
» We have a formal PIT team (process improvement team) devoted to creating and calibrating best-in-class processes for our clients
» It’s Personal
THE ASSETS
THE ASSETS
THE ASSETS
FREEBIRD
Property Name
Freebird Business Park
Address 13225 Vantage Way, Jacksonville, FL 32218
Year Built 2020
Size
273,895 SF
Stories 1 (28-32’ clear height)
Parking 185 parking spots / 108 trailer spaces
Leased (SF & %)
273,895 SF / 100%
Major Tenants (% of NRA) Natural Life (117,895 SF / 43%) / Lowe’s (104,308 SF / 38%) / Ardentx (51,692 SF / 19%)
Expirations Vacant 157,000
2025 104,308 SF (Lowe’s – Dec LXD)
2026 0 SF
2027 0 SF
2028 117,895 SF (Natural Life – Dec LXD)
2029 0 SF
2030 0 SF
2031 0 SF
2032 51,692 SF (Ardentx – Jan LXD)
JAX INDUSTRIAL
Property
SF
Stories 1 (32’ clear height)
Parking 129 parking spots / 25 trailer spaces
Leased (SF & %) 155,820 SF / 100%
Major Tenants (% of NRA) Home Depot (66,990 SF / 43%) / PODS Enterprises (45,150 SF / 29%) / J.W. Logistics (43,680 SF / 28%)
Expirations
2025 43,680 SF (J.W. Logistics – May LXD)
2026 0 SF 2027 0 SF
2028 45,150 SF (PODS Enterprises – Jan LXD) 2029 0 SF
2030 0 SF
2031 0 SF
2032 66,990 SF (Home Depot – Sep LXD)
CROSSROADS 300
Parking
Leased (SF & %)
(32’ clear height)
parking spots / 43 trailer spaces
SF / 100%
Major Tenants (% of NRA) Carparts (179,970 SF / 77%) / Drummond Press (55,230 SF / 23%)
Expirations
Vacant
2025 0 SF
2026 0 SF
2027 55,230 SF (Drummond Press – April LXD)
2028 0 SF
2029 179,970 SF (Carparts – Feb LXD)
2030 0 SF
BACKGROUND
FOUNDRY COMMERCIAL OVERVIEW
Foundry Commercial began as CNL Commercial Real Estate in 2007, when 12 former Trammell Crow partners set out to build a different kind of real estate company – one that serves as a local service provider, operating partner, and a sophisticated investment platform. With 81 brokers operating in the office, industrial, multifamily, retail, healthcare, and religious/not-for-profit verticals, Foundry’s platform offers brokerage, property management, facilities management, project management, and asset identification. Additionally, Foundry leverages our investment platform to help clients and investment partners execute their investment strategies in office, industrial, and retail real estate. Explosive growth during the firm’s first eight years sparked a management-led buyout
and rebrand to Foundry Commercial in September 2015. In early 2020, Foundry’s partners acquired majority ownership of the company, which has grown to become a regional real estate services and operating company with over 364 real estate professionals, more than 56 million square feet of projects in 11 offices throughout the southeast.
In this way and in many others, our motto of it’s personal has real meaning for everyone at Foundry, and it inspires the entire platform to be visionary, successful, and to continue to grow alongside our clients.
UNIQUE ADVANTAGES
REGIONAL
A regional platform with the scale to provide best-in-class infrastructure support services (research, marketing, IT, HR and accounting) to our customers, with local expertise in our delivery of real estate leasing, brokerage, property management and project management services.
DISTRIBUTED LEADERSHIP
Our leaders are distributed across our key offices, providing seniorlevel relationships and market expertise in multiple geographic markets.
ACCOUNTING & REPORTING
With more than 337 management assignments, we operate a YARDIbased institutional accounting and reporting platform that is SSAE16 certified and is centralized out of our Orlando headquarters location.
77M SF OF LEASING & MANAGEMENT
$2B 2023 BROKERAGE TRANSACTION VALUE
110 BROKERS
445 ASSOCIATES
13 MARKETS 30 YEARS AVERAGE SENIOR MANAGEMENT EXPERIENCE, 18 YEARS TOGETHER
INTEGRATED INVESTMENT PLATFORM
Our investment platform leverages the local relationships and expertise of our 11 offices to source offmarket and advantaged investment opportunities, which are executed in partnership with our customers and clients.
OPERATING PARTNER MINDSET
We treat all clients with an operating partner mindset that is a core part of our company’s DNA. We believe this drives creativity, encourages exceptional effort, makes us more agile and ultimately creates value at the asset level.
DEVELOPMENT & INVESTMENTS
$4.4B INVESTMENT PORTFOLIO
$1-2B ANNUAL INVESTMENT PLATFORM
103 TOTAL INVESTMENTS
30.2M
SQUARE FEET OF INVESTMENTS
Foundry Commercial has strong sponsorship both in terms of its seasoned senior leadership team and in the financial strength and real estate investment expertise of our capital partner. STRONG SPONSORSHIP
OUR MISSION STATEMENT
To build something different, an alternative that unleashes talent to serve clients and connect capital to markets in unique ways. Where people have fun working together creating a lasting impact at Foundry and in our communities.
GUIDING PRINCIPLES
» We treat others the way we want to be treated, looking first at our own intentions
» We serve each other and our communities
» We unlock talented and courageous people
» We connect relationships
» One team, no silos, have fun
» It’s personal
ONE TEAM. ONE GOAL. YOUR SUCCESS.
FOUNDRY COMMERCIAL IS FORGING A COMPANY WHERE NOTHING IS MORE IMPORTANT THAN SERVING YOU.
LEASING SERVICES LEASING SERVICES
FOUNDRY ADVANTAGES
OPERATOR MINDSET
• Investment Experience - Internal & External
• Unique ability to make recommendations from owner’s perspective - Asset Management Lens
DEDICATED LEASING TEAM
• Data driven decision making with cutting edge technology
• Heart & Hustle
MULTI-DISCIPLINARY SKILLS
• Institutional experience
• Owner’s advocate
• Landlord Agency
• Institutional to local client mix
• Corporate services experience
• Powered by data - Foundry BI
LEASING TEAM
MARK SCOTT PARTNER
Mark joined Foundry Commercial in 2017 to help lead Foundry’s Industrial practice in Jacksonville and NE Florida. With over three decades of experience as an industrial broker, Scott has extensive experience in sales, leasing and marketing with transactions completed in multiple markets throughout the US. His team’s focus is to enhance delivery of services to both owners and occupiers in markets spanning from NE Florida, south to Volusia County as well as the I-10 corridor including North Central Florida.
Mark is an active member of the Society of Industrial and Office Realtors (SIOR) serving in a Board capacity for the Florida Chapter and is certified by the St. Onge Institute.
NAIOP’s Industrial Broker of the year in 2010, Mark has completed transactions totaling nearly $1 billion in aggregate value.
ANDREW HAWKINS SENIOR VICE PRESIDENT
Andrew Hawkins is a Senior Vice President at Foundry Commercial with 20 years of experience in commercial real estate including landlord and tenant advisory services. Prior to Foundry Commercial, formerly CNL Commercial Real Estate, he served as Partner at Transwestern in New York after beginning his real estate career at Grubb & Ellis in 2001.
Andrew spent two years with Jones Lang LaSalle in their Corporate Occupiers Group where he represented Standard Chartered Bank for over 150,000 square feet, as well as acting as an ongoing consultant for the United Nations Development Programme and the Swedish Consulate in New York for their Midtown East owned properties.
During his career, Andrew has been involved with leasing and investment sales transactions well in excess of $1 billion, comprised primarily within the office, retail and industrial sectors. He provides skillful real estate strategies to occupiers of space through meaningful, best-dedicated practices meant to ensure successful outcomes for his clients.
ADDITIONAL RESOURCES
COLE SENIOR ASSOCIATE
JOHN
ESSIE BELL SENIOR ASSOCIATE
NATE WALLACE ASSOCIATE
MARKETING IS OUR THING
MARKETING IS A CORE COMPETENCY OF FOUNDRY AND WE WILL USE THAT TO DIFFERENTIATE THE PROPERTY FROM ANY OTHER PROJECT IN THE MARKET. We believe everything we do in our prospecting efforts needs to tell a story. Our professionally trained, in-house graphic designers and leasing team will work closely to ensure the brand, logo and vision for both properties is carried through all we do. This will not only facilitate streamlined communications but will save the team funds traditionally spent with an outside agency.
DESIGN CHECK THE BOX PRESS SOCIAL MEDIA
In-house custom and comprehensive design packages for properties
Marketing team to create tour books, websites, and email campaigns in collaboration with Ownership team
Foundry will engage the local press and Costar to ensure widespread press campaign. We also design content for maximum exposure
Foundry will produce custom social media content to reach tenant’s directly through targeted posts and direct messaging.
DELIVERABLES
BRAND IDENTITY
• Incorporate the branding in all property collateral
• Custom brochure
• Style elements
COLLATERAL INCLUDES
• Property Signage Design
• Custom Brochure & Eblast
• Website
• Brand Swag
• Virtual Tour video
• Branded Drone Video
ONSITE COLLATERAL
• Easels
• Signage
• Displays for Marketing Suite, Common Areas, & Tours
• Drone and video
EXCEPTIONAL TOURS
We will curate the tour experience from start to finish
EVENTS + INCENTIVES TARGET TENANTS
Foundry will plan brokerage events as part of reintroduction of the asset
Foundry to call on Jacksonville tenants who might or might not yet be out in the market
WE SEE THE DEALS
Leveraging Foundry deal flow and network to bring Principal exposure to every requirement in the market
PROPERTY STAFFING
PROPERTY STAFFING
YOUR TEAM
POWER IN PROXIMITY & RELATIONSHIPS
TRANSITION TEAM
DON HAMILTON DIRECTOR, PROPERTY MANAGEMENT
NANCY HANSON DIRECTOR, PROPERTY MANAGEMENT
TAMMY LEATHERMAN REAL ESTATE MANAGER
MARK SCOTT PARTNER, BROKERAGE
EXEC.VICE BUILDING
CONTINA TRIBUE ACCOUNTING SUPERVISOR
DARLENE SQUIRES LEASE ADMINISTRATION SUPERVISOR
ANN PEERY ACCOUNTING SUPERVISOR
ANDREW HAWKINS BROKERAGE
CARY FRONSTIN
FRONSTIN
EXEC.VICE PRESIDENT OF BUILDING MANAGEMENT
DON HAMILTON DIRECTOR
RANDY CIVALE REAL ESTATE MANAGER
PETE TORRES LEAD ENGINEER
ROCCO LAZAZZARO LEAD ENGINEER
STRATEGIC ADVISORY TEAM
PATTI RILEY CONTROLLER
HANNETT HERNANDEZ SUPERVISOR
MICHAEL JUARBE SENIOR LEASE ADMINISTRATOR
EXISTING ACCOUNTING TEAM
QUENTIN LONG SENIOR ACCOUNTANT
ALANA GUINARD PROPERTY MANAGEMENT *PRINCIPAL ACCOUNT MANAGER
CARY FRONSTIN EXEC.VICE PRESIDENT OF BUILDING MANAGEMENT
MICHAEL JUARBE SENIOR LEASE ADMINISTRATOR
DEANNA SINCLAIR TREASURY MANAGER
ANN PEERY ACCOUNTING SUPERVISOR
SONIA ANDRADE SENIOR ACCOUNTANT
INDIA EDMONDS SENIOR ACCOUNTANT
RANDY CIVALE REAL ESTATE MANAGER
In close collaboration with Don Hamilton, Randy & the full supporting team will be lead on the property.
DON HAMILTON DIRECTOR
As a Director, Don oversees all real estate managers and project management in Jacksonville. We anticipate his oversight will include a double-digit number of hours during the transition and then as needed once stabilized.
MAINTENANCE TEAM
Our maintenance team will be available for the benefit of the properties. We use our internal team when their services are better, faster, and cheaper than going to the market. We have the ability to scale up and down to best meet the property’s needs.
STRATEGIC ADVISORY TEAM
Led by Alana Guinard, this advisory team will gather monthly with all managers, accountants, lease administrators, and at times, leasing agents to review Principal’s strategies, trends, initiatives, budgets, cam reconciliations, ESG and sustainability, and other critical items. When you gather this entire team’s time along with all participants there will be dozens of hours monthly dedicated to the constant improvement and performance for these properties and all Principal properties managed by Foundry.
TRANSITION TEAM
Our transition team will be highly active prior to the start date. It is our best practice to re-abstract leases and understand any extraordinary lease points, re-scrub any cam reconciliations or cam pool structures, coordinate leverage vendors to be prepared for day one, meet with tenants to understand their space usage and needs, and to get ahead of any current projects / initiatives.
FOCUSED TEAM
LOCAL STAFF TO ASSIST THE PROPERTY MANAGEMENT PERSONNEL WITH TECHNICAL ISSUES
DON HAMILTON DIRECTOR
Don has been with Foundry since 2008 and is our Associate Director of Real Estate Management for Jacksonville and the surrounding area. Don is a subject matter expert in property and project management and is a cultural leader for the entire platform. Don has managed properties and projects his entire career and provides his expertise to his entire team and other teams across the Foundry portfolio.
CARY FRONSTIN EXEC. VICE PRESIDENT OF BUILDING MANAGEMENT
Cary Fronstin has run all real estate management for Foundry since 2017. Cary is a long-term member of BOMA and attends all of the critical conferences. Cary has become a critical Building Management expert for Foundry and is available to support the team with his maintenance, environmental, and other real estate management experience.
SCOTT RENAUD CHIEF OPERATING OFFICER
Scott is the Chief Operating Officer of Foundry and has been with the firm since its inception. Scott provides career long experience with real estate management, project management, brokerage, data and cyber security, insurance, legal, and other real estate needs.
Brandon and Larry are two of our top platform engineers who often engage in collaboration with our managers and engineers on complex or extraordinary maintenance & infrastructure items to bring heavy experience to the table.
Pete & Rocco are both Lead Engineers in Jacksonville and have been with Foundry for 4 years each. Both are subject matter experts in maintenance and help drive maintenance leadership and are available to support these assets.
BRANDON MILLER & LARRY STINAR ENGINEERING
PETE TORRES & ROCCO LAZAZZARO ENGINEERING
PROPERTY MANAGEMENT APPROACH
PROPERTY MANAGEMENT APPROACH
MANAGEMENT
ONE OF THE MOST IMPORTANT GUIDING PRINCIPLES IS THAT OF COLLABORATION.
71 PROPERTY MANAGERS
67 BUILDING ENGINEERS
» Our partnerships are the key to every success
» We provide outstanding customer service
51 ACCOUNTANTS
» We have tenacious and experienced real estate managers
14 PROJECT MANAGERS
PROPERTY MANAGEMENT
Foundry Commercial believes that property management is critical to the success of commercial real estate asset strategies. While we have technical operational and risk management expertise we believe the management team can make a difference in the marketing and overall success of Principal assets.
The Foundry team is comprised of experienced real estate managers, project managers, property accountants, building engineers, and a support team. We can customize and cater the type of services for each of our clients, dependent on the specific goals and objectives for the asset. Our focus is vendor management, physical plant operations, financial reporting, tenant relations and project management.
Our team approach ensures that all facets of the property are addressed. Process is at our core. We implement systematic on-boarding processes
5,000+ TOTAL LEASES MANAGED
to ensure smooth transitions and this systematic approach continues through the monthly reporting cycle. Our real estate managers work hand in hand with our clients and the property team to increase the value of our client’s properties. Foundry Commercial utilizes best in class vendors and utilizes established preferred vendor relationships to leverage services as an extension of both the real estate manager and the owner.
We are regional in scale to provide a strong infrastructure to support services, while also having the local expertise to excel in all of the services to provide our clients. Distributed leadership across all markets provides senior-level relationships and market expertise in multiple geographic markets.
300+
MONTH
$2M+ TENANT REVENUE EVERY BUSINESS DAY
PREFERRED VENDORS
» Foundry Commercial monitors, anticipates and executes ongoing maintenance programs
» Ensures curb appeal, tenant & customer satisfaction
» Maximizes the life of existing improvements
» Foundry Commercial utilizes established preferred vendor relationships
» Leverages services as an extension of both the real estate manager and owner
» Elevates the level of responsiveness and deliverables on the property
» Vendors assist in planning future repairs, replacements and long-term capital projects
» All contracts are bid annually to ensure competitive pricing and required scope of services
SERVICES/RFP PROCESS
» Elevator Maintenance
» Exterior Landscaping
» Interior Landscaping
» Window Washing
» Waste Management
» Stone Maintenance
» Wood Maintenance
» Water Treatment
» Pest Control
» Pressure Washing
» Sweeping
» Security
» Janitorial
ENGINEERING SERVICES
Foundry Commercial has 60+ Building Engineers specializing in proactive and preventative maintenance in our managed buildings. The team utilizes a state of the art preventative maintenance system designed to maximize effectiveness and length of life of capital equipment. The teams are also supervised by Senior Chief Engineers who focus on leadership, physical plant specification, warranty administration, energy management, sustainability and equipment efficiency.
ENERGY & SUSTAINABILITY SERVICES
Foundry Commercial has an exceptional track record of managing and transitioning assets to achieve many levels of LEED certification and green initiatives. We believe in a strategic and comprehensive process to identify our client’s long-term goals and an implementation plan to achieve them.
EMERGENCY RESPONSE
» The Foundry Commercial after hours live emergency operation center
» Operates 24 hours a day, 7 days per week
» Calls are directed toward the best resource for the asset
» Callers have access to the Foundry Commercial property management team in its entirety
» Leadership will immediately follow up with the Asset Manager with a detailed report
VENDOR CONTRACTS
We review our vendor contracts annually and, in most cases, perform an RFP with complete bid leveling and strategic recommendations. We do work with our vendors to take advantage of scale. As a few examples:
Ryan Tax Advisors: We have leveraged discounted services from Ryan Tax Advisors on tax appeal.
Local Landscaping: We have several top tier landscapers in Jacksonville and partner with driving above average savings on the vast majority of our transitions/contracts.
Waste Management: We have a national agreement driving up to 30% savings off market rates and the ability to easily contract with this valuable service provider.
Property Insurance Program: Our program has served our clients very well included a most recent $100k annual savings on a property in Jacksonville.
TKE: We have a national agreement driving savings and set terms allowing for the ability to easily engage and compare to all other options.
OUR LOCAL PREFERRED VENDOR NETWORK INCLUDES:
PRINCIPAL INDUSTRIAL
MANAGEMENT ANGUS WORK ORDER
Foundry Commercial’s preferred work order system is MRI Angus. MRI Angus is a comprehensive facility management solution that offers a wide range of features to streamline maintenance operations. This solution manages work orders, COI tracking and property maintenance. This software also provides a great level of input for capital planning in that it tracks critical warranty management, which is important in the first 5-10 years of a building.
Foundry also has access to Yardi Elevate which connects a Forecast Manager module with a Facility Manager module and many others for an end-to-end asset management solution.
SAMPLE ANGUS WORK ORDER DASHBOARD
PROPERTY MANAGEMENT TOOLS
BUILDING ENGINES
3115 & 3125 N GREAT SOUTHWEST PKWY
PROPERTY UPDATE REPORT
PROPERTY SUMMARY
TRANSITION CHECKLIST
ENVIRONMENTAL SOCIAL GOVERNANCE
FOUNDRY ESG INITIATIVES
Since our inception, Foundry Commercial has been committed to treating others the way we want to be treated and serving our community. We know real estate is deeply intertwined with our communities – where we work, play, and raise our families – that is why we mean it when we say, “It’s Personal.”
To ensure this commitment is not just a mindset, but at the forefront of the company’s operations, Foundry Commercial has created an ESG Committee specifically dedicated to maintaining these commitments in environmental, social, and governance issues.
At the property level, Foundry is currently managing 3.2 million sq. ft of Fitwell, Energy Star, and LEED-certified buildings. As developers ourselves, we have launched an initiative to pair on-site solar power with industrial developments. In addition, we have launched several in-house recycling programs to ensure associates are reducing waste consumption.
Foundry’s Inclusion & Diversity Task Force has led to an uptick in recruitment efforts for diverse demographics as well as a strategic partnership
with The Real Estate Executive Council. Last year, Foundry earmarked $100,000 to be given away through our scholarship program over the next 7 years while also developing strategic partnerships with HBCUs in the markets where our company is active.
In addition, Foundry committed to celebrating its 15th anniversary in 2022 through giving $150,000 in Foundry markets, focusing on education, food insecurity, sustainability, and underserved communities. We also run a grassroots Employee Resource Group (ERG) for women of color, have instituted a Volunteer Time Off policy, and manage a popular employee recognition platform. Foundry established a partnership with The Carrie Meek Foundation to develop the Carrie Meek International Business Park in South Florida, which provides economic development and job training programs to connect local residents to jobs created in the development. To date, this effort has created more than 6,000 jobs and generated more than $20 million for the Foundation. Foundry and the Carrie Meek Foundation are currently working to replicate these efforts in Charlotte.
GRESB ASSESSMENTS
Foundry Commercial has experience completing GRESB assessments for other institutional owners and explaining initiatives and variances regarding energy, emissions, water and waste data calculations.
ENVIRONMENTAL
» Electric Charging Vehicle Stations
» Green Cleaning
» Green Roof
» Native Plants
» Rainwater Harvesting
» Smart Irrigation Controls
» Water Audit
» Energy Audit
» Composting and Recycling
SOCIAL
» Donation Drives
» Art work in a Public Space
» Tenant Appreciation Events
» Tenant Surveys – Kingsley
» Creating space for nonprofit use seasonally
» Using minority owned vendors where appropriate
» Improved Transit Infrastructure
» Connection to or creating walking paths to the local community
GOVERNANCE
» Green Lease clauses in new and renewal leases – Foundry has a template
» Green Tenant Upfit Guide with Recommendations
» Compliance with any Municipal Benchmarking or Audit Ordinances
» Property Level Business Continuity Policies
ENERGY STAR, LEED, & FITWEL
Foundry has deep experience with Energy Star, LEED and Fitwel certifications for multiple assets throughout the Southeast. We currently perform internal assessments to uncover opportunities as well as work with sustainable benchmarking companies such as GOBY and GRESB to rate building energy performance.
EXPERIENCE
FLORIDA PM CLIENTS
EXAMPLE FLORIDA ASSETS MANAGED
OSCEOLA
IGP/95 JACKSONVILLE,
LAKELAND
BUTLER
JACKSONVILLE,
PRINCETON
CENTRAL & NORTHERN FLORIDA FOUNDRY LEASED & MANAGED PROPERTIES
60 Copeland St.
100 Technology Park
1000 Primera Blvd
1101 N Lake Destiny
1485 International Pkwy
200 Technology Park
2020 Trade Center
2080 Oakley
2200 Lucien Way
250 S. Park Ave.
250 Technology Park
255 Technology Park
2727 Edgewood (IOS)
3415 Bartlett
3507 Rio Grande (IOS)
3535 Rio Grande (IOS)
3600 & 3700 Commerce
3740 Pampas Drive
Anchor Bus Park
Anchor Bus Park
4137 Hunter's Park
451 Commerce Pk A
451 Commerce Pk B
525 Technology Park
550 E SR 434
5242 Shawland Rd
56 E Pine St
707 Mendham
725 Rodel
7898 Baymeadows Way
834 N. Orange Avenue
8320 Baycenter Rd.
8750 Perimeter Park
8787 Baypine
9000 Southside
9964 University
American Building
Axiom Bank Branches
Axiom Bank Branches
Axiom Bank Branches
Axiom Bank Branches
Axiom Bank Branches
Axiom Bank Branches
Axiom Bank Building
Behrends Court
Beltway Comm Ctr
Brookfield
Cardworks
Central Florida Resource Center
Lake Gray Business Park
Centurion Center 1
Centurion Center 2
Century Plaza
CNL Center I
CNL Center II
Country Club Exec Ctr
Cranston
Crews Comm Ctr 100
Crews Comm Ctr 200
Crews Comm Ctr 300
Crews Comm Ctr
Crews Comm Ctr
Crews Comm Ctr 600
Cypress Plaza - Butler 95
Cypress Point Business Park
First Merritt
First Presbyterian Fosters
Gateway Center
Gateway Plaza
Hannibal Square
HGV 1
HGV 2
High Tech Avenue
International Drive Value Center
IOA Plaza
Kelton Ave
Kings Mountain
Lake Mary Village
Lemon Lane
Lowndes
Magnolia Place
Main Street
Maitland Forum
Maitland Green 1 & 2
Maitland Promenade
Mandarin Oaks
Manley
Midway Center
Minnesota Row
Orlando International Business Center
Orlando Magic HQ
Orlando Square
Orlando Warehouse
Osceola Comm Ctr
Osceola Logistics Ctr
Outer Loop
Palladium
Palmetto Office
Princeton Oaks IA - B1
Princeton Oaks IA - B2
Princeton Oaks IB - B3
Princeton Oaks IB - B4
Princeton Oaks IB - B5
Princeton Oaks IIA
Regency Village
Rialto
Rialto
Sand Lake IV
Sand Lake West
Sky
Skyline Center
Springs Plaza
Summit at Southpoint
The Paragon
TLH 901 6th St
Tower Place
University Corp Ctr II
Village at Lake Lily Phase I
Villages of Amelia
Wells Lake Commerce Center
Wintergate Square
Woburn
World Commerce Center - IGP/95
WP Station Tower
Wycliffe W 12th Logistics Center
Foundry has two projects in Jacksonville.
• Butler/95 Logistics Center is a 183,000 SF project currently 85% leased to Trane Company and The Restaurant Store. Completed in May 2024 this project is located in the Butler Corridor on Jacksonville’s Southside and caters to tenants with close ties to the Southside. The mix of tenants on the Southside typically provide support to other uses in the immediate area and are generally closer located to population centers.
• IGP/95 Logistics Park is a three building, 510,000 SF development located along International Golf Boulevard in St. Johns County. This submarket is an extension of the Southside of Jacksonville located in the fastest growing county in Florida in terms of population. Similar to Butler/95, this project caters to tenants wanting proximity to population centers. IGP/95 is currently 15% leased having just received its CO in March 2025. It should be noted IGP/95 is located about 32 miles south of each of your assets.
NOTABLE CLIENT SNAPSHOT
THE ENTIRE FOUNDRY TEAM IS ENGAGED, COMMUNICATIVE AND HAS HIT THE GROUND RUNNING. We are excited to partner with Foundry on leasing and management services in the Carolinas. From day one, we were impressed with their thoughtfulness, creativity and true understanding of what makes retail “click” in 2022. Their team has extensive relationships ranging from tenant to design firms, all aiding in bringing the property vision to life. The entire Foundry team is engaged, communicative and has hit the ground running. We are so pleased to be working with such passionate and overall, wonderful individuals.
JAIME KELLY SENIOR DIRECTOR, INVESCO
NEW YORK LIFE REAL ESTATE INVESTORS CONTINUES TO BENEFIT FROM FOUNDRY’S WELL-ROUNDED AND COLLABORATIVE PROPERTY MANAGEMENT PLATFORM. One of the key foundations of this platform is Foundry’s utilization of a true property management “CEO” running each of our properties. Complemented by informed and resourceful accounting, construction, and maintenance personnel, we believe Foundry bestows upon us a competitive edge in today’s market.
TOM DELANEY SENIOR DIRECTOR, NEW YORK LIFE
WE HAVE CHOSEN FOUNDRY COMMERCIAL AS OUR PROPERTY MANAGEMENT COMPANY FOR RETAIL AND MIXED-USE DEVELOPMENTS SPANNING SIX STATES. Their ability to mobilize and oversee all of our needs across this geographic footprint has allowed us to create efficiency in all facets of property management including accounting and lease administration. They have always provided first class service and are extremely knowledgeable in all areas and deliverables. We have a multitude of investor reporting requirements including publicly-traded REITS and their ability to manage the stringent reporting requirements and still maintain a high level of personal attention and communication sets them apart from other property management companies we have used.
THOMAS L. ROWE CHIEF FINANCIAL OFFICER, SJ COLLINS
LYNNE LAWRENCE
SENIOR VICE PRESIDENT
RABINA PROPERTIES
(914) 722-4400
LLAWRENCE@RABINAPROPERTIES.COM
TRAVIS GARLAND
NATIONAL HEAD OF OFFICE
PORTMAN HOLDINGS (404) 614-5422
TGARLAND@PORTMANHOLDINGS.COM
TOM DELANEY
SENIOR DIRECTOR
NEW YORK LIFE (770) 395-2328
THOMAS.DELANEY@NYLINVESTORS.COM
SARAH MOORE
DIRECTOR - US REAL ESTATE ZURICH ALTERNATIVE ASSET MANAGEMENT (212) 871-1585
SARAH.MOORE@ZURICH.COM
TENANT RELATIONSHIPS
As you will see from the enclosed letter, our PM teams top priorities are communication and relationships with our Tenants. Tenants drive everything in commercial real estate so it is vital to have that perspective on a daily basis.
OUR STRATEGY TO DRIVING SOLID TENANT RELATIONSHIPS INCLUDES:
1000 LEGION PLACE, SUITE 1700 • ORLANDO, FL 32801
PHONE: 407-581-9800 • FAX: 407-581-9801
October 24, 2024
Re: Landlord Reference Letter
To Whom It May Concern,
I am writing to recommend Foundry Commercial as a premier provider of commercial real estate services. As the Facilities Supervisor for ShuffieldLowman, I have had the pleasure of working closely with Foundry Commercial, more specifically Alana Guinard, for the last six years, and my experience has been nothing short of outstanding.
Foundry Commercial’s team has consistently demonstrated a high level of professionalism and responsiveness. They are always quick to address any maintenance issues or concerns, ensuring that our building operates smoothly and efficiently. Their proactive approach to property management has significantly contributed to the seamless functioning of our facilities, in turn making my job notably easier.
The quality of the facilities managed by Foundry Commercial is outstanding. The buildings are well-maintained, with modern amenities that enhance our daily operations. Their dedication to creating a safe and comfortable environment for tenants is evident in every detail, from the cleanliness of common areas to the efficiency of building systems.
Moreover, Foundry Commercial has been instrumental in fostering a sense of community within the building. They organize events and initiatives that encourage interaction among tenants, which has greatly enhanced the working environment in our office, as well as provided valuable networking opportunities for our employees
In summary, I highly recommend Foundry Commercial to any organization seeking a reliable and professional commercial real estate partner. Their exceptional service, attention to detail, and dedication to tenant satisfaction make them an outstanding choice in the industry.
Sincerely,
Julie Cooney Office Services & Facilities Supervisor jcooney@shuffieldlowman.com
ALL AROUND EXPERIENCE
CLIENT EXPERIENCE
This is not just an assignment. We share your vision, understand your expectations, have best in market talent to execute and an unmatched passion for excellence. Our team lives and works in the neighborhood. This means more eyes and ears on the ground and the asset, as well as more communication to the stakeholders.
TENANT EXPERIENCE
People in the workplace spend more time at work than they do with their own families. Why not make it a place they truly enjoy and can facilitate human connections? By operating the building with a hospitality mindset, and engaging Tenants, Visitors, Customers and Vendors, the Tenant experience is enhanced by building community.
COMMUNITY EXPERIENCE
For Foundry Commercial, this portfolio is more than a dot on a map; it’s the community we live in. We all have a need to be part of something bigger than ourselves.
TENANT STRATEGY
VIP PERKS
What's not to love about getting the VIP treatment? A quarterly VIP Perks program is a great way to connect tenants to local retailers and let them know they are appreciated.
RISE & SHINE
Mornings can be rough and we think a quick grab-and -go breakfast can be just the remedy. Our onsite team will 'post-up' quarterly in the parking lot to offer tenants coffee and breakfast from one of the local retailers.
TENANT TALK
The Foundry Commercial team will host tenant lunches with guest speakers, educational opportunities, and creative connections with surrounding businesses.
FOUNDRY CREATIVE TEAM
2 ADDY AWARDS
35 NATIONAL DESIGN AWARDS
28 GDUSA AMERICAN INHOUSE DESIGN AWARD
28 MARKETING ASSOCIATES
8 LOCATED IN ORLANDO
AGENCY QUALITY
This project will require communication with the brokerage community, existing or prospective tenants , and the general public. Foundry’s marketing team is professionally trained at the highest levels to produce creative, engaging communication materials, including copywriting for press releases and public engagement. This will not only facilitate streamlined communications but will save the team funds traditionally spent with an outside agency.
FULCRUM SWAG FOR TENANT FOLLOW UP PACKAGES
ACCOUNTING
ACCOUNTING & LEASING ADMINISTRATION
From processing basic daily transactions to complex accounting and reporting requirements, our accounting professionals deliver financial information that is both accurate and timely. The key to accurate reporting is teamwork; our property accountants and real estate managers work in collaboration to deliver financial reports that enable our clients to make sound business decisions regarding their investment. Our standard financial reporting packages can be tailored so that they fit our client unique reporting needs.
Our real estate managers are instilled with an ownership mentality and are expected to understand and be knowledgeable about all aspects of financial management and operations. Foundry Commercial prides itself on accurate and detailed reporting with the flexibility to meet your reporting requirements.
Accurate and timely financial reporting is crucial to help measure the performance of the property. Our financial management procedures include budgeting, expenditures and detailed reports. We will work closely with you to make sure our financial reporting meets your needs at both a high-level and with detailed supporting documentation. These reports serve as a framework of the management plan and assist the owner in measuring the financial performance of the asset.
SOC1 CERTIFICATION SYSTEM AND ORGANIZATIONAL CONTROLS CERTIFICATION
$2,000,000+ OF RENT REVENUE DEPOSITED DAILY
$1,000,000+ OF OPEX ADMINISTERED DAILY
50,000+ ANNUAL INVOICES INPUT AND PAID LEASES ABSTRACTED AND ADMINISTERED
5,000+
MONTHLY BUDGET PACKAGE
OUR MONTHLY FINANCIAL REPORTS ARE SENT ELECTRONICALLY AND INCLUDE, BUT NOT LIMITED TO, THE FOLLOWING
» System and Organizational Controls (SOC1) Certification
» Management Commentary
» Trial Balance
» Balance Sheet
» Income and Expense Statement with Comparison of Actual vs. Budget
» Explanation of Significant Income and Expense Variances
» Accounts Payable Schedules (Delinquency/Aging Reports)
» Capital Improvements Status and Cost Projections
» Fixed Asset Details Schedules, Additional detail, Actual vs Budget
» Other Asset Schedules
» Accounts Payable and Accrued Expense Schedules
» Mortgage Statements
» Bank Reconciliations and Bank Statements
» Check Register
» Rent Rolls
Foundry’s primary accounting general ledger software has been Yardi since our company’s inception. We hold weekly calls with our Yardi administrators reviewing updates, changes, opportunities, troubleshooting, and collaboration on where the software and industry is going. Lastly, we attend quarterly and annual Yardi conferences to ensure we are staying well on top of any changes and trends.
ACCOUNTS RECEIVABLE
Our teams do several things to monitor Accounts Receivable.
» One, an aging report is included in every financial package along with notes from management and accounting to validate why the balance exists and the plan to collect.
» Two, our standard rule is to run a flash update between the 5th and the 10th of each calendar month to determine current status and to notify those tenants not up to date.
» Three, our team works with Ownership to understand and document at what point in the month, or the next month, we send a more formal collections notice to the tenant.
» Lastly, we work with Ownership to determine and document default processes.
PRINCIPAL ACCOUNTING TEAM
Foundry has a central accounting hub in Central Florida with 40+ accounting personnel collaborating on our clients needs.
QUENTIN AND TEAM ARE AWESOME. I would not want anyone else on this account because of the audit and the complicated nature of the project.
STEPHANIE REPAK CONTROLLER,CROSLAND SOUTHEAST
INTERNAL CONTROLS
INTERNAL CONTROLS
PRINCIPAL TACTICAL TEAM
INTERNAL CONTROLS
Foundry proposes a Principal Tactical Team that would ensure that our management teams are following best practices, communicating effectively and ensuring implementation of Principal’s key values and tactics.
This team will include key members that work on Principal accounts within Foundry and will be led by Alana Guinard. Principal was recognized in early 2025 as a 100% club winner for outstanding performance in Tenant satisfaction. This prestigious designation highlights Principal’s commitment to exceeding industry standards and providing an exceptional experience for its tenants and guests. A property in Orlando that Alana leads was included in the top performers and we want to drive that same performance for Principal across geographies.
The Principal Tactical Team will at minimum:
» Create a Microsoft Teams Channel for instant communication, sharing of files, etc.
» Monthly Teams Call
» Annual road show to drive Principal assets with physical property inspections
» Quarterly call with Principal and Foundry PM teams
SYSTEM CHECKS/CONTROLS TO ENSURE ACCURATE & CONSISTENT DATA
Our internal controls are well documented in our SOC1 / TYPE 2 certification. We ensure all the basic blocking and tackling around separation of duties to ensure proper and appropriate accounting and cyber controls. In addition, we have a thorough monthly review of the financial statements including a focus on the balance sheet working papers to ensure accurate and consistent data. All subledgers are reconciled to ensure the data matches and is accurate.
FINANCIAL & ENVIRONMENTAL RISKS
We evaluate risk in many ways, with the following being a few examples:
» Request review or a summary on all phase 1 and 2 reports to see if management requires any environmental accommodations
» We perform frequent inspections, including inside of tenant spaces
» We require mold safety training for engineers and managers
» We perform exhaustive wire fraud prevention procedures
» We require cyber training be performed on all associates with 100% participation
» We require cyber testing be performed on all associates with additional cyber training when associates fail
INTERNAL CONTROLS
Foundry has been SOC1 / TYPE2 certified for 8 years, without exception from our third-party auditors. In addition, our processes throughout our accounting environment mimic the SOC1 / TYPE2 protocols which include separation of duties, strict data management, and cyber security programs.
DATA MANAGEMENT & CYBER SECURITY PROTOCOLS
Foundry’s data management and cyber security protocols are industry leading. Our environment includes, but is not limited to, protocols such as:
» Wiring instructions to Foundry provided via ONLY one highly secure source.
» Converting the majority of Foundry Yardi accounts to Commercial Café to avoid tenant payment fraud.
» Multi-factor authentication on all critical applications including our data environments such as M365, M365 backup, Yardi, and any application that has client data.
» Advanced multi-factor authentication (FIDO2) is used in critical areas such as treasury.
» Force changed all users to the latest Microsoft multi-factor authentication offering which requires code input into the mobile device rather than the computer, minimizing and often eliminating man in the middle phishing attacks.
» Multi-factor authentication methods are locked down. Individual license holders are not allowed to add methods.
» Network password changes required every 90 days.
» International access & impossible travel is restricted in our environment.
» Full bi-monthly cyber security training and random testing required for all associates with 100% training participation required.
» Complete Annual network vulnerability, penetration scans, and desktop breach exercises.
» Numerous AI software applications monitor networks, abnormal activity, data-loss, etc.
» Saas alerts communicating issues to review by internal team.
CONSTRUCTION MANAGEMENT
CONSTRUCTION MANAGEMENT
CONSTRUCTION MANAGEMENT
PROJECT MANAGEMENT
TEAM LEAD
Don Hamilton would lead all projects for this portfolio. Don’s workload varies with his real estate management oversight role and project needs. Don has been with Foundry since 2008.
CAPABILITIES
» Builds a team: architecture, engineering, contractor
» Protects tenant’s interests
» Protects owner’s interests
» Acts as risk mitigation during construction
» Manages scope, schedule and budget
» Oversees projects through design process & construction
» Facilitation of commissioning process from design to occupancy
» Owner-occupied development
» Full build to suit, tenant improvement and development services
» Capital improvements and base building infrastructure
» Project team composition, design firm and general contractor selection and oversight
» Soft refits, renovation, structural and concrete restoration
» Master schedule and master budget development and management
» Property condition assessment and permit tracking and expediting
» LEED consulting
BUDGET CONTROL METHODS
» Resource planning
» Cost estimating
» Cost budgeting
» Cost control
» Generally, capital or tenant improvements totaling over $10,000 or requiring special municipal permitting would fall to our project management team.
OVERVIEW
COMMUNICATION & REPORTING METHODS
» Project Team communications
» Performance reporting
» Administrative closure
Thinking and planning construction for your business is a daunting task. It is typically one of the most costly and risky challenges your company will ever go through. We want to remove that burden so you can focus on your day-to-day business needs. We can take your project from conception to completion while keeping your goals front of mind and finding savings along the way to make your dollar stretch further. Time is money in this world, so we will make sure to finish your project on time and on budget. We understand communication is key, which is why we update you every step of the way so you will have peace of mind.
TEAM STRUCTURE
David Kafel oversees project management for Foundry with managers located in most Foundry markets. Don Hamilton leads project management in the Jacksonville area but has numerous other project managers throughout the state for support, guidance, and collaboration. Mark Meyer is in North Florida and has 40 years of project management experience including ground up and extremely large project experience bringing subject matter experience to our team members.
REPORTING TOOLS
All Foundry budgets, schedules, periodic reports, project logs, and file/information sharing sites are created by Foundry with a high level of adaptability, tailored to each client and recipient.
Cloud based file sharing such as Microsoft Teams, OneDrive and Dropbox are utilized so clients have all the project resources at their fingertips.
SAMPLE BUDGET & REPORT
PROPERTY UPDATE REPORT
CREWS COMMERCE CENTER
ORLANDO, FL | 650,880 SF
PRINCETON OAKS
ORLANDO, FL | 513,560 SF
FEES
BUILDING MANAGEMENT FEES
Foundry commercial proposes a monthly management fee of 2.00% of gross revenue.
PROJECT MANAGEMENT FEES
Foundry commercial proposes a monthly management fee of 4.00% of actual construction costs.
MAINTENANCE FEES
If maintenance services are needed from Foundry, in lieu of hiring a vendor and in places where the Foundry resource is a savings contributor, Foundry charges a $65 per hour fee to cover all payroll, burden, mileage, uniform, mobile device, and computer charges.
LEASING FEES
New Leases and expansion: 6% with co-broker; 4% without co-broker
Renewals: 4% with co-broker; 2% with no co-broker
